Living in Riverside, Whangarei District: rents, schools, census and property titles
The 389 live property titles in Riverside, Whangarei District are almost all freehold (84%), as recorded by LINZ on 30 September 2026. Cross-lease titles number 31 (8.0%), slightly below the national share of 8.7%.
Riverside, Whangarei District cross-lease titles
- Cross-lease titles
- 31
- Share of live titles
- 8.0%
- Live titles in total
- 389
- Whangarei District share
- 7.3%
- New Zealand share
- 8.7%
- Rank by share in Whangarei District
- 11 of 16
- Rank by share in New Zealand
- joint 384 of 644
Riverside at a glance
Where Riverside differs most from suburbs across New Zealand: median slope under buildings (higher than 93% of NZ suburbs).
Higher or lower is not better or worse. Sources and limits
Start here
What the data tells you
Recorded facts
- Riverside is listed under Whangarei District.
- 389 live titles are recorded here, including 31 cross-lease titles (8.0%).
- The page includes 2023 Census context for the statistical area that represents this suburb.
- The page includes MBIE new-tenancy rent figures for April–June 2026.
Contextual observations
- Cross-lease titles make up 8.0% of the recorded title mix. That describes the suburb, not any particular home.
- Unit titles account for 6.2% of recorded titles, so title structure can vary within the suburb.
- Coast distance is a suburb-level map measure, not a flood or hazard assessment.
Questions worth investigating
- For any cross-lease property you consider, do the current title, flats plan and lease match what is built today?
- What do the LIM, council property file and a suitable inspection add for the specific address?
No data held for this suburb
- Mapped public-transport context is not available for this suburb.
Title mix in Riverside
| Title type | Live titles | Share |
|---|---|---|
| Freehold | 325 | 83.5% |
| Cross lease | 31 | 8.0% |
| Unit title | 24 | 6.2% |
| Leasehold | 3 | 0.8% |
| Other record types | 6 | 1.5% |
| Total | 389 | 100% |
Counts are titles, not homes; the register can lag conversions, so check the certificate of title. Sources and limits
How Riverside compares
Nationally, 8.7% of live titles are cross-lease; Riverside is slightly lower than the national share (8.7%).
Across Whangarei District as a whole, the share is 7.3%; Riverside is slightly higher than the overall Whangarei District share (7.3%).
How cross-leases in Riverside are set up
Fewer schemes refer to more than one flats plan (21%, against 36% nationally), usually because a plan was redrawn.
Fewer schemes have four or more flats on one section (7%, against 11% nationally).
Fewer leases include a garage (21% of schemes, against 28% nationally).
| Scheme structure | Riverside | Whangarei District | New Zealand |
|---|---|---|---|
| Cross-lease schemes (shared sections) | 14 | 1,367 | 87,651 |
| Two-flat schemes | 78.6% | 65.3% | 76.2% |
| Three-flat schemes | 14.3% | 19.1% | 12.2% |
| Four or more flats | 7.1% | 15.7% | 11.4% |
| Typical section size (from the titles, not a survey) | 906 m² | 920 m² | 908 m² |
| Typical land per flat | 432 m² | 394 m² | 408 m² |
| Schemes with a garage written into a lease | 21.4% | 19.9% | 28.4% |
| Schemes with a carport in a lease | 14.3% | 12.1% | 13.3% |
| Schemes with a separate exclusive-use area | 0.0% | 1.8% | 4.5% |
| Schemes referring to more than one flats plan (usually redrawn; not by itself a problem) | 21.4% | 30.9% | 35.6% |
| Median year of earliest current title | 1986 | 1986 | 1988 |
| Two-flat schemes on 700 m² or more | 8 | 712 | 54,978 |
Unit titles and leasehold in Riverside
Unit titles are 6% of Riverside's titles, well above Whangarei District (3%) and below New Zealand (8%). They belong to 3 developments, each run by a body corporate; half have 8 units or fewer.
New titles in Riverside since 2020
17 of Riverside's current titles (4%) were first issued since 2020, well below Whangarei District's suburbs with new-title figures taken together (10%) and well below New Zealand (12%).
Most came recently: 12 since 2023.
| Title type | Since 2020 | Since 2023 |
|---|---|---|
| Freehold | 16 | 12 |
| Unit title | 0 | 0 |
| Cross-lease | 0 | 0 |
| Leasehold | 1 | 0 |
| Other | 0 | 0 |
New titles include cross-leases converted to freehold and titles re-issued; they are not a count of new homes. Sources and limits
The lie of the land in Riverside
The typical building in Riverside stands on ground sloping 8.4° (read on an 8 m grid, so short steep banks may be understated), the steepest of 16 in Whangarei District.
About 21% of its 477 measured buildings stand on ground of 15° or more.
Little of the sloping land faces north: 12%, where about a quarter would if slopes faced every way equally.
Slope is not a measure of ground stability. Sources and limits
Distance to the coast from Riverside
0% of Riverside's titles are within 200 m of the sea or harbour edge, 5% within 500 m and 33% within 1 km. The typical title is 1.1 km away.
Measured in a straight line from the centre of each title's land to the coastline on LINZ's 1:50k topographic map, which follows harbours and estuaries as well as the open coast; lakes and rivers are not included. Distance says nothing about beach access, views or exposure to coastal hazards; council hazard maps and the LIM describe those.
Who lives around Riverside: 2023 Census
About 100% of Riverside's titles are in the census area Riverside (a Stats NZ statistical area), so these figures describe that area, not Riverside exactly.
More workers walk or cycle to work in Riverside than across Whangarei District: 6.1% against 3.7%.
Fewer residents are children under 15 in Riverside than across Whangarei District: 16.2% against 19.8%.
| Measure | Riverside | Whangarei District whole council |
|---|---|---|
| Usual residents | 2,106 | 96,678 |
| Change since 2018 | +1.0% | +6.3% |
| Change since 2013 | +17.6% | +25.6% |
| Median age | 42.7 | 41.6 |
| Households | 828 | 35,088 |
| Own or part-own their home (including family trusts) | 71.0% | 70.4% |
| Not owned and not in a family trust (mostly renting) | 29.0% | 29.6% |
| Median household income | $87,500 | $81,900 |
| Median weekly rent, renting households | $430 | $420 |
| Dwellings unoccupied on census night | 8.0% | 13.5% |
| Ages | ||
| Under 15 | 16.2% | 19.8% |
| 15 to 29 | 16.2% | 16.0% |
| 30 to 64 | 47.6% | 43.3% |
| 65 and over | 19.9% | 20.9% |
| Where people came from | ||
| Born overseas | 22.2% | 18.6% |
| Of those born overseas, arrived in the last 5 years | 23.7% | 18.9% |
| Lived elsewhere in New Zealand 5 years ago (of all residents, including children born since) | 43.4% | 45.7% |
| Lived overseas 5 years ago (of all residents) | 4.5% | 3.4% |
| Moved here in the last year (of all residents) | 19.9% | 17.7% |
| Work and study (people 15 and over) | ||
| Bachelor degree or higher | 21.9% | 20.2% |
| Employed full-time | 50.6% | 46.3% |
| Unemployed (share of everyone 15 and over, not the unemployment rate) | 3.2% | 2.9% |
| Managers and professionals (of those employed) | 43.2% | 42.9% |
| Median personal income | $42,800 | $36,500 |
| Getting to work (of those employed) | ||
| Work from home | 15.3% | 17.4% |
| Car, truck or van | 76.6% | 77.3% |
| Bus, train or ferry | 0.5% | 0.5% |
| Walk or cycle | 6.1% | 3.7% |
| Households and families | ||
| One-person households | 24.0% | 24.7% |
| Average people per household | 2.5 | 2.6 |
| Households with no motor vehicle | 4.9% | 5.2% |
| Crowded households (need one or more extra bedrooms) | 4.2% | 6.3% |
| Couples with children (of families) | 31.1% | 36.2% |
| Couples without children | 51.6% | 44.9% |
| One-parent families | 17.9% | 18.9% |
| Homes | ||
| Separate (stand-alone) houses | 85.9% | 83.5% |
| Average bedrooms | 3 | 3.1 |
| Heated with a heat pump | 69.0% | 60.2% |
| Damp, always or sometimes | 31.4% | 23.1% |
| Mould over A4 size, always or sometimes | 20.9% | 19.4% |
Rents around Riverside
New tenancies in Riverside in the April–June 2026 quarter had a median rent of $570 a week (down 6.6% on a year earlier). That is close to the typical suburb in Whangarei District ($570), and close to the national median ($600).
| April–June 2026 | Riverside | New Zealand |
|---|---|---|
| Median weekly rent, new tenancies | $570 | $600 |
| Middle half of rents | $480–$640 | $490–$700 |
| Change in median on a year earlier | −6.6% | +0.2% |
| Bonds lodged in the quarter | 15 | 40,827 |
Schools and hospitals near Riverside
No school site lies inside Riverside's boundary; the nearest is Te Kāpehu Whetū, 0.8 km away in a straight line.
- Nearest school: Te Kāpehu Whetū (0.8 km)
- Nearest secondary school: Te Kāpehu Whetū (0.8 km)
- Nearest public general hospital: Whangarei Hospital (2.9 km)
School enrolment zones in Riverside: a guide
Two secondary schools have a home zone covering most of Riverside's titles: Whangarei Boys' High School and Whangarei Girls' High School.
- Whangarei School (primary, Years 1–6): all or nearly all titles
- Whangarei Boys' High School (secondary): all or nearly all titles
- Whangarei Girls' High School (secondary): all or nearly all titles
A guide only: check the school's own zone map for any address. Zones as at 14 July 2026. Sources and limits
Places of worship near Riverside
No place of worship is mapped in OpenStreetMap inside Riverside's boundary.
Nearest mapped place of each tradition within 10 km:
- Christian: Whangarei Central Baptist Church, under 1 km away
- Buddhist: unnamed, 7.6 km away
- Muslim: Whangarei Masjid (Northland Muslim Charitable Trust), 1.5 km away
Listed as facilities for access; not an indicator of who lives here. Sources and limits
Other suburbs in Whangarei District with many cross-leases
- Kensington: 640 cross-lease titles (30.6%)
- Te Kamo: 481 cross-lease titles (9.3%)
- Tikipunga: 329 cross-lease titles (12.1%)
- Raumanga: 308 cross-lease titles (16.6%)
- Avenues: 271 cross-lease titles (27.9%)
- Regent: 227 cross-lease titles (24.8%)
- Woodhill: 158 cross-lease titles (20.4%)
All suburbs in Whangarei District
Suburbs like Riverside
The closest match on the measures on this site is Parahaka in Whangarei District, nearest on rent, median age, children. Closeness is arithmetic, not a rating. Sources and limits
| Suburb | Council | Cross-lease share of titles | Median weekly rent, new tenancies | Median age | Closest on |
|---|---|---|---|---|---|
| Parahaka | Whangarei District | 10.2% | $570 | 42.7 | rent, median age, children |
| Morningside, Whangarei District | Whangarei District | 12.0% | No data | 33.4 | distance to the coast, commuting by public transport, damp homes |
| Judea | Tauranga City | 23.5% | $600 | 39.8 | born overseas, schools, distance to the coast |
| Maungatapu | Tauranga City | 16.2% | $645 | 41.5 | stand-alone houses, working from home, degrees |
| Hairini | Tauranga City | 20.6% | $685 | 40 | schools, distance to a hospital, land per flat |
Questions
What is the rent in Riverside, Whangarei District?
New tenancies in the Riverside rent area had a median rent of $570 a week in the April–June 2026 quarter (MBIE bond data, all dwelling types). These are rents agreed for new tenancies, not asking rents. The middle half of those rents ran from $480 to $640.
What schools are in Riverside, Whangarei District?
No school site lies inside Riverside's boundary. The nearest school is Te Kāpehu Whetū (0.8 km in a straight line). Secondary-school home zones covering most of its titles are Whangarei Boys' High School and Whangarei Girls' High School; check the school's own zone map for any address.